/* ACE Property Services — shared styles */
:root{
  --forest:#1F3A2C; --forest-2:#27493A; --moss:#3F6B4F; --sage:#E4ECE1; --sage-2:#CFDCCB;
  --walnut:#5A3B25; --walnut-2:#472E1C; --cedar:#8A5A36; --tan:#D7BD9B; --tan-soft:#F1E6D6;
  --cream:#FAF6EF; --paper:#FFFFFF; --ink:#1B231D; --text:#36403A; --muted:#66706A; --line:#E2DACB;
  --on-dark:#EFE7DA; --on-dark-muted:#B9C4B8;
  --display:"Bebas Neue","Oswald","Arial Narrow",Impact,sans-serif;
  --body:"Archivo","Helvetica Neue",Arial,sans-serif;
  --mono:"Red Hat Mono",ui-monospace,Menlo,monospace;
  --wrap:1180px; --gut:clamp(16px,4vw,40px);
  color-scheme:light;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:90px}
body{margin:0;background:var(--cream);color:var(--ink);font:400 17px/1.6 var(--body);-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
[hidden]{display:none!important}
a{color:inherit}
h1,h2,h3{font-family:var(--display);font-weight:400;letter-spacing:.01em;line-height:.95;margin:0;text-wrap:balance}
p{margin:0}
.wrap{max-width:var(--wrap);margin-inline:auto;padding-inline:var(--gut)}
.eyebrow{font:600 12.5px/1 var(--body);letter-spacing:.16em;text-transform:uppercase;color:var(--cedar)}
.on-dark .eyebrow{color:var(--tan)}
:focus-visible{outline:3px solid var(--tan);outline-offset:3px}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.55em;font:600 16px/1 var(--body);padding:15px 22px;border-radius:4px;text-decoration:none;border:2px solid transparent;cursor:pointer;transition:background .15s,color .15s,border-color .15s}
.btn svg{width:18px;height:18px;flex:none}
.btn-tan{background:var(--tan);color:var(--walnut-2)}
.btn-tan:hover{background:#E6D0B2}
.btn-line{border-color:rgba(215,189,155,.6);color:var(--on-dark)}
.btn-line:hover{border-color:var(--tan);background:rgba(215,189,155,.1)}
.btn-green{background:var(--moss);color:#fff}
.btn-green:hover{background:var(--forest-2)}
.btn-ghost{border-color:var(--sage-2);color:var(--forest)}
.btn-ghost:hover{border-color:var(--moss)}

/* header */
.top{position:sticky;top:env(safe-area-inset-top,0px);z-index:40;background:var(--forest);color:var(--on-dark);box-shadow:0 1px 0 rgba(0,0,0,.12)}
.top .wrap{display:flex;align-items:center;gap:26px;min-height:72px}
.logo{display:flex;align-items:center;gap:12px;text-decoration:none;margin-right:auto}
.logo .icon{height:46px;width:auto}
.logo .words{display:grid;gap:5px}
.logo .ace{height:19px;width:auto}
.logo .sub{font:400 11px/1 var(--mono);letter-spacing:.24em;color:var(--on-dark)}
.nav{display:flex;gap:24px}
.nav a{text-decoration:none;font:500 15px/1 var(--body);color:var(--on-dark);padding-block:6px;border-bottom:2px solid transparent}
.nav a:hover{color:var(--tan)}
.nav a[aria-current="page"]{border-bottom-color:var(--tan)}
.top .btn{padding:11px 16px;font-size:15px}
@media (max-width:920px){.nav{display:none}}

/* hero (home) */
.hero{background:var(--forest);color:#fff;overflow:hidden}
.hero .wrap{display:grid;grid-template-columns:1.05fr 1fr;gap:clamp(28px,5vw,64px);align-items:center;padding-block:clamp(40px,6vw,80px)}
.hero h1{font-size:clamp(52px,8vw,104px);color:#fff}
.hero h1 em{font-style:normal;color:var(--tan)}
.slogan{margin-top:18px;font:400 clamp(26px,3vw,34px)/1.05 var(--display);letter-spacing:.03em;color:var(--sage-2)}
.hero .lede{margin-top:16px;max-width:34em;color:var(--on-dark);font-size:18px}
.ctas{display:flex;flex-wrap:wrap;gap:12px;margin-top:28px}
.proof{display:flex;flex-wrap:wrap;gap:10px 28px;margin-top:32px;padding-top:20px;border-top:1px solid rgba(255,255,255,.14);font-size:14.5px;color:var(--on-dark-muted)}
.proof b{color:#fff;font-weight:600}
.stars{color:var(--tan);letter-spacing:2px}
.hero-photo{position:relative;margin:0}
.hero-photo img{width:100%;aspect-ratio:1/1;object-fit:cover;border-radius:4px}
.hero-photo figcaption{position:absolute;left:0;bottom:0;background:var(--tan);color:var(--walnut-2);font:600 12.5px/1 var(--body);letter-spacing:.12em;text-transform:uppercase;padding:10px 14px;border-radius:0 4px 0 4px}
@media (max-width:860px){.hero .wrap{grid-template-columns:1fr}.hero-photo img{aspect-ratio:4/3}}

/* page heading (inner pages) */
.pagehead{background:var(--forest);color:#fff}
.pagehead .wrap{padding-block:clamp(40px,6vw,72px)}
.pagehead h1{font-size:clamp(54px,8vw,96px);margin-top:12px}
.pagehead p.lede{margin-top:14px;max-width:38em;color:var(--on-dark);font-size:18px}

/* bands */
section.band{padding-block:clamp(60px,8vw,104px)}
.band.sage{background:var(--sage)}
.band.paper{background:var(--paper)}
.head{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:end;gap:18px 40px;margin-bottom:clamp(28px,4vw,44px)}
.head h2{font-size:clamp(44px,6vw,72px);margin-top:10px}
.head p{max-width:30em;color:var(--muted)}
.more{font:600 15px/1 var(--body);color:var(--moss);text-decoration:none;border-bottom:2px solid var(--sage-2);padding-bottom:4px}
.more:hover{border-color:var(--moss)}

/* slogan band */
.promise{background:var(--walnut);color:var(--tan-soft)}
.promise .wrap{padding-block:26px;display:flex;flex-wrap:wrap;gap:10px 28px;align-items:center;justify-content:space-between}
.promise strong{font:400 clamp(28px,3.4vw,40px)/1 var(--display);letter-spacing:.03em;color:var(--tan)}
.promise span{font-size:15.5px;max-width:36em}

/* category tiles */
.cats{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}
.cat{position:relative;display:flex;flex-direction:column;text-decoration:none;background:var(--paper);border:1px solid var(--line);border-radius:6px;overflow:hidden;transition:transform .15s,box-shadow .15s}
.cat:hover{transform:translateY(-2px);box-shadow:0 10px 24px -14px rgba(31,58,44,.45)}
.cat img{width:100%;aspect-ratio:4/3;object-fit:cover}
.cat .t{padding:14px 16px 16px;display:flex;justify-content:space-between;align-items:baseline;gap:10px}
.cat h3{font-size:27px;color:var(--forest)}
.cat small{font:600 12px/1 var(--body);letter-spacing:.08em;text-transform:uppercase;color:var(--cedar);white-space:nowrap}
.cat.wide{grid-column:span 2;background:var(--walnut);border-color:var(--walnut);color:var(--tan-soft)}
.cat.wide .t{flex-direction:column;align-items:flex-start;justify-content:center;height:100%;padding:24px 26px;gap:10px}
.cat.wide h3{color:var(--tan);font-size:34px}
.cat.wide p{font-size:15.5px;max-width:30em}
@media (max-width:960px){.cats{grid-template-columns:repeat(2,1fr)}}
@media (max-width:520px){.cats{grid-template-columns:1fr}.cat.wide{grid-column:auto}}

/* featured client quote */
.feature{background:var(--tan);color:var(--walnut-2)}
.feature .wrap{display:grid;grid-template-columns:auto 1fr;gap:clamp(20px,4vw,56px);padding-block:clamp(44px,6vw,72px);align-items:start}
.feature .q{font:400 clamp(90px,12vw,150px)/.7 var(--display);color:var(--walnut)}
.feature blockquote{margin:0;font:500 clamp(21px,2.5vw,30px)/1.38 var(--body);letter-spacing:-.01em;max-width:32em;text-wrap:pretty;color:var(--ink)}
.feature cite{display:block;margin-top:20px;font:600 14px/1.4 var(--body);font-style:normal;letter-spacing:.12em;text-transform:uppercase;color:var(--walnut-2)}
.feature cite span{display:block;color:var(--cedar);letter-spacing:.06em;text-transform:none;font-weight:500;font-size:15px}
.feature .thumbs{display:flex;flex-wrap:wrap;gap:8px;margin-top:24px}
.feature .thumbs img{width:86px;height:86px;object-fit:cover;border-radius:4px;border:2px solid rgba(255,255,255,.6)}
.feature .thumbs a{font:600 14px/1 var(--body);color:var(--walnut-2);align-self:center;margin-left:6px}
@media (max-width:640px){.feature .wrap{grid-template-columns:1fr}.feature .q{line-height:.5}}

/* project cards */
.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;align-items:start}
@media (max-width:900px){.grid{grid-template-columns:repeat(2,1fr)}}
@media (max-width:560px){.grid{grid-template-columns:1fr}}
.tile{margin:0;background:var(--paper);border:1px solid var(--line);border-radius:6px;overflow:hidden}
.tile button{all:unset;cursor:zoom-in;display:block;position:relative;width:100%}
.tile img{width:100%;aspect-ratio:4/3;object-fit:cover}
.pair{display:grid;grid-template-columns:1fr 1fr;gap:2px;background:var(--forest)}
.pair img{aspect-ratio:3/4;height:100%}
.tag{position:absolute;top:8px;left:8px;font:700 10.5px/1 var(--body);letter-spacing:.14em;text-transform:uppercase;padding:6px 8px;border-radius:3px;background:rgba(31,58,44,.88);color:#fff}
.tag.after{background:var(--tan);color:var(--walnut-2)}
.tile figcaption{padding:12px 14px 14px;font-size:14.5px;line-height:1.45;color:var(--text)}
.tile figcaption b{display:block;color:var(--ink);font-weight:600;font-size:15.5px}
.client{display:table;margin-top:8px;font:600 11.5px/1 var(--body);letter-spacing:.08em;text-transform:uppercase;color:var(--moss);background:var(--sage);padding:6px 8px;border-radius:3px}

/* service sections */
.svc-sec{padding-block:clamp(52px,7vw,88px);border-top:1px solid var(--line)}
.svc-sec:nth-of-type(even){background:var(--paper)}
.svc-top{display:grid;grid-template-columns:1fr 1fr;gap:18px 56px;margin-bottom:32px;align-items:end}
.svc-top h2{font-size:clamp(44px,6vw,70px);color:var(--forest);margin-top:10px}
.svc-top p{color:var(--text);margin-top:14px;max-width:32em}
.svc-list{list-style:none;margin:0;padding:0;columns:2 200px;column-gap:24px;font-size:15.5px;color:var(--text)}
.svc-list li{padding:7px 0 7px 22px;position:relative;break-inside:avoid;border-bottom:1px dashed var(--line)}
.svc-list li::before{content:"";position:absolute;left:2px;top:15px;width:9px;height:9px;border-radius:2px;background:var(--moss)}
.top-link{display:inline-block;margin-top:22px;font:600 14px/1 var(--body);color:var(--muted);text-decoration:none}
.top-link:hover{color:var(--moss)}
@media (max-width:820px){.svc-top{grid-template-columns:1fr}}
.limits{margin-top:24px;display:grid;grid-template-columns:auto 1fr;gap:16px;align-items:start;padding:18px 22px;background:var(--tan-soft);border-radius:6px;font-size:15.5px;color:var(--walnut-2)}
.limits strong{font:400 22px/1 var(--display);letter-spacing:.03em;color:var(--walnut);white-space:nowrap;padding-top:2px}
@media (max-width:600px){.limits{grid-template-columns:1fr}}

/* reviews */
.revs{columns:3 290px;column-gap:18px}
.rev{break-inside:avoid;margin:0 0 18px;padding:22px 22px 20px;border:1px solid var(--line);border-radius:6px;background:var(--paper)}
.rev .stars{font-size:14px;color:var(--cedar)}
.rev p{margin-top:10px;font-size:15.5px;color:var(--text)}
.rev footer{margin-top:14px;font-size:13.5px;color:var(--muted)}
.rev footer b{color:var(--ink);font-weight:600}
.rev .job{display:inline-block;margin-top:4px;font-size:12px;letter-spacing:.06em;text-transform:uppercase;color:var(--moss)}
.score{display:flex;align-items:center;gap:14px}
.score b{font:400 66px/1 var(--display);color:var(--forest)}
.score span{font-size:14.5px;color:var(--muted)}
.score .stars{color:var(--cedar);font-size:18px}

/* area + about */
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(28px,5vw,72px);align-items:start}
@media (max-width:820px){.split{grid-template-columns:1fr}}
.cities{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:0 24px}
.cities li{font:400 29px/1 var(--display);letter-spacing:.02em;color:var(--forest);padding:14px 0;border-bottom:1px solid var(--sage-2);display:flex;justify-content:space-between;align-items:baseline;gap:8px}
.cities li span{font:500 12px/1 var(--body);letter-spacing:.1em;text-transform:uppercase;color:var(--cedar)}
@media (max-width:460px){.cities{grid-template-columns:1fr}}
.prose h2{font-size:clamp(44px,6vw,72px);margin-top:10px;color:var(--forest)}
.prose p{margin-top:16px;max-width:34em;color:var(--text)}
.about-photo img{width:100%;aspect-ratio:4/3;object-fit:cover;border-radius:6px}
.facts{display:flex;flex-wrap:wrap;gap:8px;margin-top:22px}
.facts span{font:600 13px/1 var(--body);padding:9px 12px;background:var(--sage);border-radius:3px;color:var(--forest)}

/* CTA band */
.cta{background:var(--walnut);color:var(--tan-soft)}
.cta .wrap{padding-block:clamp(48px,6vw,72px);display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:24px}
.cta h2{font-size:clamp(40px,5vw,62px);color:var(--tan)}
.cta p{margin-top:8px;max-width:32em}

/* contact */
.contact{display:grid;grid-template-columns:1.25fr .75fr;gap:clamp(24px,4vw,48px);align-items:start}
@media (max-width:860px){.contact{grid-template-columns:1fr}}
.tabs{display:flex;gap:6px;margin-bottom:-1px;position:relative;z-index:1}
.tabs button{font:600 15.5px/1 var(--body);padding:15px 20px;border:1px solid var(--line);border-bottom-color:transparent;border-radius:6px 6px 0 0;background:var(--sage);color:var(--forest);cursor:pointer}
.tabs button[aria-selected="true"]{background:var(--paper);border-color:var(--line);border-bottom-color:var(--paper)}
form.f{background:var(--paper);padding:clamp(20px,3vw,34px);border-radius:0 6px 6px 6px;border:1px solid var(--line);display:grid;grid-template-columns:1fr 1fr;gap:16px}
form.f .full{grid-column:1/-1}
form.f .intro{color:var(--text);font-size:15.5px}
@media (max-width:560px){form.f{grid-template-columns:1fr}}
label{display:grid;gap:6px;font:600 14px/1.2 var(--body);color:var(--ink)}
label small{font-weight:400;color:var(--muted)}
input,select,textarea{font:400 16px/1.4 var(--body);padding:12px 13px;border:1.5px solid #D5CDBE;border-radius:4px;background:#fff;color:var(--ink);width:100%}
input:focus,select:focus,textarea:focus{outline:none;border-color:var(--moss);box-shadow:0 0 0 3px rgba(63,107,79,.18)}
textarea{min-height:130px;resize:vertical}
input[type=file]{padding:10px;background:var(--cream)}
fieldset{border:0;padding:0;margin:0;display:flex;flex-wrap:wrap;gap:8px 18px}
fieldset legend{font:600 14px/1.2 var(--body);margin-bottom:8px;width:100%}
fieldset label{display:flex;align-items:center;gap:7px;font-weight:500}
fieldset input{width:auto;accent-color:var(--moss)}
form.f .btn{justify-self:start}
.hp{position:absolute;left:-9999px}
.form-note{font-size:13.5px;color:var(--muted)}
.side{background:var(--forest);color:var(--on-dark);border-radius:6px;padding:28px}
.side h2{font-size:38px;color:var(--tan)}
.side .line{display:flex;gap:12px;align-items:center;padding:14px 0;border-bottom:1px solid rgba(255,255,255,.12);text-decoration:none}
.side .line svg{width:22px;height:22px;color:var(--tan);flex:none}
.side .line b{display:block;font-size:18px;color:#fff}
.side .line small{color:var(--on-dark-muted);font-size:13.5px}
.side p{margin-top:16px;font-size:15px;color:var(--on-dark-muted)}

/* lightbox */
dialog.lb{border:0;padding:0;background:transparent;max-width:min(94vw,1200px);max-height:92vh}
dialog.lb::backdrop{background:rgba(20,30,24,.92)}
dialog.lb img{max-height:84vh;width:auto;margin:auto;border-radius:4px}
dialog.lb p{color:#eee;text-align:center;font-size:14.5px;margin-top:10px}
dialog.lb .x{position:fixed;top:14px;right:16px;background:var(--tan);color:var(--walnut-2);border:0;border-radius:50%;width:42px;height:42px;font:700 20px/1 var(--body);cursor:pointer}

/* footer */
footer.site{background:var(--walnut-2);color:var(--tan-soft);font-size:14px;padding-block:40px 110px}
footer.site .wrap{display:grid;grid-template-columns:1.2fr 1fr 1fr;gap:28px}
footer.site h4{margin:0 0 10px;font:600 12px/1 var(--body);letter-spacing:.14em;text-transform:uppercase;color:var(--tan)}
footer.site a{color:#fff;text-decoration:none}
footer.site a:hover{color:var(--tan)}
footer.site ul{list-style:none;margin:0;padding:0;display:grid;gap:6px}
footer.site .slog{font:400 26px/1 var(--display);color:var(--tan);letter-spacing:.03em;margin-top:12px}
footer.site .fine{grid-column:1/-1;border-top:1px solid rgba(255,255,255,.12);padding-top:18px;color:#C9B79E;font-size:13px}
@media (max-width:760px){footer.site .wrap{grid-template-columns:1fr}}
@media (min-width:761px){footer.site{padding-bottom:40px}}

/* mobile action bar */
.bar{position:fixed;left:0;right:0;bottom:0;z-index:50;display:none;grid-template-columns:1fr 1fr 1.3fr;gap:1px;background:rgba(255,255,255,.15);padding-bottom:env(safe-area-inset-bottom,0px);background-color:var(--forest)}
.bar a{display:flex;align-items:center;justify-content:center;gap:8px;padding:15px 8px;background:var(--forest);color:#fff;text-decoration:none;font:600 15px/1 var(--body)}
.bar a.go{background:var(--tan);color:var(--walnut-2)}
.bar svg{width:18px;height:18px}
@media (max-width:760px){.bar{display:grid}}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
.photo-note{font-size:15px;color:var(--text);background:var(--sage);padding:12px 14px;border-radius:4px}
.photo-note a{color:var(--forest);font-weight:600}
.form-status{font-size:14.5px;color:#9b2c2c}